Loading...
4-18-94 special agendaCITY OF RICHFIELD HOUSING AND REDEVELOPMENT AUTHORITY MONDAY, APRIL 18, 1994 SPECIAL CITY COUNCIL MEETING HELD CONCURRENTLY WITH REGULAR HOUSING AND REDEVELOPMENT AUTHORITY MEETING 7:00 P.M. COUNCIL CHAMBERS AGENDA CALL TO ORDER PLEDGE OF ALLEGIANCE ITEMS TO BE CONSIDERED BY CITY COUNCIL: 1. PUBLIC HEARING AND CONSIDERATION OF RESOLUTION AMENDING RICHFIELD COMPREHENSIVE PLAN MAP RELATING TO CSM REDEVELOPMENT PROJECT AND RELOCATION OF EMERSON AVENUE CONGREGATIONAL CHURCH COUNCIL LETTER NO. 118 2. PUBLIC HEARING ON CONSIDERATION OF PLANNED UNIT DEVELOPMENT PLAN AND SECOND READING OF ORDINANCE AMENDMENT TO REZONE CSM PROJECT AREA FROM HIGH DENSITY COMMERCIAL TO PLANNED GENERAL COMMERCIAL COUNCIL LETTER NO. 119 3. PUBLIC HEARING ON CONSIDERATION OF FINAL DEVELOPMENT PLAN AND CONDITIONAL USE PERMIT FOR PHASE I DEVELOPMENT OF CSM PROJECT COUNCIL LETTER NO. 120 ITEM TO BE CONSIDERED BY HRA: 4. PUBLIC HEARING AND CONSIDERATION OF RESOLUTION AUTHORIZING SALE OF PROPERTY TO CSM CORPORATION TO PROVIDE FOR CONSTRUCTION OF PHASE I SHOPS AT LYNDALE AND RELOCATION OF EMERSON AVENUE CONGREGATIONAL CHURCH HRA LETTER NO. 31 ADJOURNMENT OF SPECIAL CITY COUNCIL MEETING REGULAR HOUSING AND REDEVELOPMENT AUTHORITY MEETING IMMEDIATELY FOLLOWING SPECIAL CITY COUNCIL MEETING COUNCIL CHAMBERS AGENDA CALL TO ORDER APPROVAL OF MINUTES OF (1) HRA MEETING OF MARCH 21, 1994 AND (2) HRA MEETING HELD CONCURRENTLY WITH CITY COUNCIL MEETING OF MARCH 28, 1994 1. OPPORTUNITY FOR CITIZENS TO ADDRESS THE HRA ON ITEMS NOT ON THE AGENDA 2. PUBLIC HEARING AND CONSIDERATION OF RESOLUTION AUTHORIZING SALE OF RICHFIELD REDISCOVERED PROPERTY AT 7245 12TH AVENUE TO JESPERSEN BUILDERS IN ACCORDANCE WITH DEVELOPMENT AGREEMENT HRA LETTER NO. 32 3. PUBLIC HEARING AND CONSIDERATION OF RESOLUTION AUTHORIZING SALE OF RICHFIELD-REDISCOVERED PROPERTY AT 6926 CHICAGO AVENUE TO QUAM, SUMNICHT, AND ASSOCIATES IN ACCORDANCE WITH DEVELOPMENT AGREEMENT HRA LETTER NO. 33 4. CONSIDERATION OF STATUS REPORT ON COMMUNITY APARTMENT PROGRAM HRA LETTER NO. 34 5. CONSIDERATION OF AUTHORIZATION TO FUND RICHFIELD REDISCOVERED NEW CONSTRUCTION HRA LETTER NO. 35 6. CONSIDERATION OF RESOLUTION AUTHORIZING EXECUTION OF CONTRACT WITH SOUTH HENNEPIN TECHNICAL COLLEGE TO INITIATE 1994-95 RICHFIELD REDISCOVERED PROJECT AT 7021 NICOLLET AVENUE HRA LETTER NO. 36 7. CONSIDERATION OF RESOLUTION AUTHORIZING MODIFICATION TO RICHFIELD HOUSING REHABILITATION PROGRAM PROCEDURAL GUIDE FOR DEFERRED LOAN PROGRAM HRA LETTER NO. 37 8. EXECUTIVE DIRECTOR REPORT 9. CLAIMS AND PAYROLL ADJOURNMENT AUXILIARY AIDS FOR INDIVIDUALS WITH DISABILITIES ARE AVAILABLE UPON REQUEST. REQUESTS MUST BE MADE AT LEAST 96 HOURS IN ADVANCE TO THE ADMINISTRATIVE SERVICES DIRECTOR AT 861-9702. 11 CITY OF RICHFIELD, MINNESOTA Council Letter No. 120 Agenda April 18, 1994 Issue Statement: Public hearing on consideration of the final development plan and conditional use permit for Phase I development of the CSM project. Background: Phase I consists of the area south of 77th Street between Emerson and Colfax Avenues. Phase I construction includes a three anchor building with 114,484 square feet. Anchor A would be a 47,000 square foot Best Buy, Anchor B would be a 42,000 square foot SportMart, and Anchor C would be a 25,000 square foot CompUSA. Phase I would provide 501 parking spaces, which is above the City requirement of 460 spaces for a development of this size. If the project is approved, demolition and construction would begin this summer, with completion anticipated by the end of November. The building would be situated along the north side of the site, with the major parking area to the south. Most tenant signage would be directed to I-494. The building exterior would use a • combination of brick, concrete decorative block, Dryvit (a stucco-like finish), and a standing seam metal roof. Smaller signage would be placed on the rear facade to identify the building as a retail center. The main entrance to Phase I would be from Colfax Avenue, which would remain open until Phase II construction is completed. The rear of the buildings would be situated along 77th Street. Landscaping and berming would be provided to buffer the rear building wall from 77th Street, and to maintain the parkway character intended for 77th Street. The rear wall of the building would be articulated to provide variations and reduce the mass, and to minimize the view of the recessed loading docks. CSM proposes to drain storm water run-off into the new 77th Street/Humboldt Avenue storm sewer line, which was designed to accommodate redevelopment of this area. Sumps would be used to capture coarse sediment and floatables on site. Recommended Motion: Approve the final development plan and conditional use permit for Phase I development of the CSM project pursuant to the attached plans, with the following stipulations: 1. That the City Planner approve the landscape and screening • plan. • • 2. That the City Engineer approve the erosion control plan and storm water management plan. 3. That the applicant submit a cash escrow agreement for landscaping before the final development plan and conditional use permit will become effective. Basis of Recommendation: 1. The proposed final development plan is consistent with the ILN Redevelopment Plan and Comprehensive Plan if modified as proposed. 2. The proposed final development plan provides a workable project for the ILN, given the site area constraints. 3. On April 12, 1994 the Planning Commission voted 5-3 to approve the final development plan and conditional use permit for Phase I construction. Alternative Recommendation: 1. The Council could modify any approval, adding or deleting stipulations as appropriate. 2. The Council could deny the request with a finding that the proposed use would have an adverse impact on surrounding properties for the City as a whole. Discussion/Decision Mode: A public hearing is scheduled at 7:00 p.m. on Monday, April 18, 1994. The hearing will be held in the City Council Chambers of Richfield City Hall, 6700 Portland avenue. Notice of hearing was published in the Sun-Current and mailed to property owners within 350 feet of the subject property and all business owners within the subject property. Respec ully submitted, Jame Prosser City fnager JDP:cak 0 ??R .r'~••' rte/ // //I if; ''...._ ?,/ 1!f /? We. OWN I I r ? 1 I 11? I I I I J I j twwr Nc. www 1 I ? ?C• J I I 1 r t ?` 10 I 1 I I r l Ef i I i i r ? I w 1 I I I ipty «L t?* WW I'L WN • ?• ; ? i ? I i i i i 4 j •. M I I E?Ilp ce- i OF TR }? ?( THE SHOPS AT LYNDALE .?. t i i *f!*i{ ??fc,? NE]t7r? CCSM C*pWa i.• t 7 Fit Ip! M T.r t ?wi?n rwr oV ••% W4 y mew fri vu .. OWN av- OWN y THE SHOPS ArTYROAff-"S lli ?? !i I CSM a..0-460 ? ww.?? ..... -.j i i • r C/) 0 mo rZ Lp C) OP o? Z A O Z zm •"t V r a z x g U? 6 s 4 lZ7z i f i- I 1 . I I I I I? Ir ?I i s- 44?' ? I yI ' '?? '? ; 1771 I `lo ?; I i ? IyF A $ I I I?% ' A :S I J-J tit , 4,1 ?? -? GMOM? NC. SRIIn CORM AVE. WH I I?I l i I I•- ! ?! ?I ' it I I 1 _ I c_c t7MOnt[ AVE. W. C?l -A4ANUYI,.,. ..:!.,. .4. 0 • •I TOTAL P.06 D : t 1 • 1 THE SHOPS AT LYNDALE urur r.wir • CITY OF RICHFIELD, MINNESOTA Council Letter No.119 Agenda April 18, 1994 Issue Statement: Public hearing on consideration of a planned unit development (PUD) plan and second reading of an ordinance amendment to rezone the CSM project area (Phase I and II) from C-3 (high density commercial) to PC-2 (planned general commercial). Background: CSM is requesting City approval of a PUD plan to allow construction of a redevelopment project in the Interstate- Lyndale-Nicollet (ILN) Redevelopment and Tax Increment Financing District. The project called Shops at Lyndale would raze all the existing building in the project area to allow construction of 231,000 square feet of retail space in the following two phases. s Phase I - Phase I would include a three anchor building with 114,484 square feet. Anchor A would be a 47,000 square foot Best Buy, Anchor B would be a 42,000 square foot SportMart, and Anchor C would be a 25,000 square foot CompUSA. Phase I would provide 501 parking spaces, which is above the City requirement of 460 spaces for a development of this size. If the project is approved, demolition and construction • would begin early this summer, with completion anticipated in time to open by the end of November. s Phase II - Phase II would be broken up into two stages to accommodate relocation of existing businesses into the in- line shops. Stage one would include 20,475 square feet of in-line retail space. Stage one would also provide a 6,000 square foot detached restaurant. Stage two would include a three anchor building with 85,000 square feet to be attached to the in-line shops. Stage two would also include a 5,000 square foot retail pad site on the east side of the site. Phase I and II combined would provide 1,155 parking spaces, which is above the City requirement of 924 spaces for a development of this size. Phase II development is tentatively anticipated to start in spring of 1995, with completion in fall of 1995. CSM selected a retail use of this site because of its exposure to I-494 and its access. Several tenants have already been secured for the proposed development. The proposal would offer complimentary and supportive land use to the future office use proposed for the Cloverleaf site. The main building would be situated along the north side of the site, with the major parking areas to the south. Most tenant signage would be directed to I-494. The building exterior would use a combination of brick, concrete decorative block, Dryvit, (a stucco-like finish), and a standing seam metal roof. • The main entrance to the project would be from 77th Street. This entrance drive has been designed to provide a wide visual break between the two main buildings. Front facades and signage would face this entrance drive to define the entrance. A monument sign would also be located at this entrance. The rear of the building would be situated along 77th Street. Landscaping and berming would be provided to buffer the rear building walls from 77th Street, and to maintain the parkway character intended for 77th Street. The rear wall of the buildings would be articulated to provide variations and reduce the mass, and to minimize the view of the loading docks. The PUD plan may require installation of a signalized intersection at the 77th Street entrance at some time in the future. The developer would be required to conduct a study to warrant such traffic control. The PUD plan would have very little impact on the residential properties to the north of the subject area. The 77th Street Project, with landscape wall and residential loop streets, was designed to encourage commercial redevelopment along I-494 without negatively impacting homeowners. The PUD would require the vacation of portions of Colfax Avenue, • Aldrich Avenue, 77th Street, and 77 1/2 Street that lie within the project area. These streets would be vacated by Council Ordinance if the PUD plan is approved. The PUD plan and rezoning would apply to both phases of the proposal. The final development plan and conditional use permit for Phase I would be considered separately. Recommended Motion: Approve the PUD plan for the CSM project and adopt the attached ordinance amendment rezoning the CSM Project area (Phase I and II) from C-3 (high density commercial) to PC-2 (planned general commercial) with the following stipulations: 1. That the site be replatted within two years after any PUD plan approval is granted by the City Council. 2. That if Phase I or Phase II development is not completed within two years after any PUD plan approval is granted, the zoning of such Phase I or Phase II site shall revert back to c-3. Basis of Recommendation: 1. The proposed Planned Unit Development Plan varies from the normal zoning district requirements in the following respects: Setback: Normal district requirements call for a 40-foot setback between the building and lot lines (as replatted). The Phase I main building would be set back 20 feet from the west lot line, the Phase II restaurant building would be set back 20 feet from the south lot line, and the Phase II pad site building would have a variable setback of 25-37 feet along the west lot line. In addition, the Phase I and Phase II main buildings would have a setback ranging from 28-120 feet from the north lot line, allowing for jogs in the facade and articulation of loading docks. These modifications from the normal district requirements are necessary because of the shallow lot depth of the site. Buildings in all other locations would equal or exceed a 40- foot setback from the lot lines. Floor Area Ratio (FAR): C-3 district standards call for a minimum FAR of .75, and C-2 district standards do not regulate FAR. This PUD plan would have an FAR of .32, which is appropriate for retail development. Such departures from the normal district requirements are in the best public interest to achieve a more efficient and creative. design, site plan, and use of land. All other regulations (e.g., parking, landscaping, building materials, building height, etc.) would exceed compliance with the normal district requirements. 2. The proposed Planned Unit Development would be located just south of the new improved 77th Street. The plan may require installation of a signalized intersection at the main entrance from 77th Street in the future. The developer would be required to conduct a study to warrant such traffic control. 3. The proposed Planned Unit Development Plan would have adequate light exposure, air circulation, building separation, and common open space. 4. The proposed Planned Unit Development Plan would have no adverse impacts on the residential properties to the north of the subject area. The 77th Street Project, with landscape wall and residential loop streets, was designed to encourage commercial redevelopment along I-494 without negatively impacting homeowners. 5. The proposed Planned Unit Development Plan would occur in two phases. The terms and conditions of the development agreement will protect and maintain the integrity of the overall plan. 6. The proposed Planned Unit Development Plan has taken into account the redevelopment plans of the ILN District and • anticipated future development along I-494. • 7. The proposed PUD plan would be consistent with the ILN Redevelopment Plan and Comprehensive Plan if modified as proposed. 8. The PC-2 classification is appropriate for the proposed retail development. 9. The proposed PUD plan provides a workable project for the ILN, given the site area constraints. 10. Several developers have stated that it would be difficult to redevelop the Cloverleaf site until this site is redeveloped. Approval of this project may lead to other new development along I-494. 11. Redevelopment of this site in the manner proposed is in the best public interest of the City of Richfield and its residents. 12. The State Environmental Quality Board (EQB) has reviewed the CSM project and determined that a Environmental Assessment worksheet (EAW) is not required. 13. On April 12, 1994, the Planning Commission voted 5-3 to recommend approval of the PUD plan and rezoning. • Alternative Recommendation: 1. The Council could modify the amendment, adding or deleting stipulations as it believes appropriate. 2. The Council could deny the PUD plan and rezoning with a finding of fact that the CSM project would have an adverse impact on surrounding properties or the City as a whole. Discussion/Decision Mode: Rezoning applications require a two-thirds majority vote of the Council for approval. A public hearing and second reading is scheduled at 7:00 p.m. on Monday, April 18, 1994. The hearing will be held in the City Council Chambers of Richfield City Hall, 6700 Portland Avenue. Notice of hearing was published in the Sun-Current and mailed to property owners within 350 feet of the subject property and all business operators within the subject property. Respect ly submitted, James Prosser City M alter 0 JDP:cak 0 Bill No. 1994- AMENDMENT TO APPENDIX I OF THE CITY ZONING CODE OF THE CITY OF RICHFIELD THE CITY OF RICHFIELD DOES ORDAIN: Appendix I which describes the boundaries of the various zoning districts of the City is hereby amended in the following respect: Section 4, Paragraph (1) is amended to read as follows: (1) That area lying between I-494 and the center line of 77th Street and its westerly extension to the easterly right-of- way line of I-35W, and between I-35W and the Minneapolis, Northfield and Southern Railroad, except the following: That area lying between the center line of 77th street and I-494, and between the center lines of Lyndale and Emerson Avenues, except Lots 1 through 5 of Block 1, Strand's Second Addition. Section 7, Paragraph (6) is added to read as follows: 6) That area lvina between the center line of 77th Street . and I-494, and between the center lines of Lyndale and Emerson Avenues, except Lots 1 through 5 of Block 1, Strand's Second Addition. This amendment constitutes a rezoning from C-3 to PC-2, of the following described land: That land bounded by 77th Street on the north, Lyndale Avenue on the east, I-494 on the south, and Emerson Avenue on the west, except for the parcel located at 7700 Lyndale Avenue (Conoco). Passed by the City Council of the City of Richfield, Minnesota this 18th day of April, 1994. Martin J. Kirsch, Mayor ATTEST: Thomas P. Ferber, City Clerk 9 • f .illy fill e e • snow ft riff , 1 r 1 1 H tt!!f1 IM H H H 17Tf111 1 1 1 1 •?? i 1 N 1 I ? 1 I?f1 ?I Ill 1!4fH ?????.?µ??? ! t 1 , IIIQl I I I 1 I 1 , 1 1 rr ? I ?? ??e t , 1 ,?}} !E. ? I? tt T TT 1 t I ?, I 1 ?I l I I I I Y I I I? I I a 1 1 i 1 I 1 1 ? 1 1 9 1 1 1 1 ' • I ? Ill liyl?A'1• ' ?•• 1 1 1 1 t 1 l -i 1 / ? L 1 t I 1 MTTT-1 t 1 1 1 1 ??? 'j , 11 1 1 ? 11 1 1 1 1 1 ' ? ^7'II,Ylllln 1 , t 1 1 milli mm 1\ tai tllllrl I?E 1 [W1 w?a+ rt aN- I 1 ? 1 1 1 t ? I i i 1 FrCp ?? L._.. -1- _-1--J- fl THE SHOPS AT LYNDALE ft- $GAA MMfXrA 4(CSM C«rnlp. r 011 trrr W -LAfAr w sanw ?."¢ I t . I t t I ?I?i Itl ? i I I I?I II I --_ I I t ©f°? ?I I i I ? i t p I ` rl II , _ 46 D. t ? it ? t . i I ? I I C LC) ma v_ rZ zA c? t? I ? Or O` Z0 O Z Zm T r a z E)_ aY ?i b c s S S z? i4? :r? T ? . .e,? rtsa ;ji I ? sq 7 • r 11 : 5 i I ? I IT? I I viI ?- I I • I I I?? I Iv I' I I ;? .r I I I i I?I ? I !a f I ? I I e I i , Iv? // ? l 1_ &-*WT WE saw 0 I' • w.?oft• • ' t T f l! TOTAL F.06 r,3 r . 01 I U • r? THE SHOPS AT LYNDALE t ? ',A*&J 6Q WW)EWA CCSM Cw?oa i . ? ? WI lr?YV ?M?1?t 1Y?MIr i • CITY OF RICHFIELD, MINNESOTA Council Letter No. 118 Agenda April 18, 1994 Issue Statement: Public hearing and consideration of an amendment to the Comprehensive Plan Map, with respect to the CSM proposal and relocation of the Emerson Avenue Congregational Church. Background: The Comprehensive Development Plan Map currently designates the church site at 7701 Emerson Avenue as "institutional," which allows for governmental, school, and church uses. CSM is proposing to acquire the church site for commercial redevelopment. If the CSM project is approved, the Comprehensive Plan Map should be amended to reflect the proposed change in land use and designate such area as "freeway strip." In addition, the CSM project proposes to relocate the Emerson Avenue Church to the northerly portion of the Cloverleaf site. The entire Cloverleaf site is currently designated as "freeway strip," which allows for hotel, dining, retail, wholesale, office, and multi-family uses. If the church is relocated, the Comprehensive Plan Map should also be amended to allow church use in the area of the Cloverleaf site where the church would be located. • Recommended Motion: Adopt the attached resolution amending the Comprehensive Plan Map to redesignate two parcels with respect to the CSM proposal and relocation of the Emerson Avenue Congregational Church, with the following stipulations: 1. That the PUD and final development plan for the CSM redevelopment proposal be approved. 2. That the Metropolitan Council gives approval of the amendment before it becomes effective. Basis of Recommendation: 1. The amendment would facilitate the CSM redevelopment proposal for the ILN Redevelopment District. 2. The proposed land use designations are most appropriate for the proposed land uses. 3. The proposed land use designations would not conflict with the overall guide plan for the City or zoning regulations. 4. The Metropolitan Council has requested that we confirm our commitment made several years ago to the use of best management practices and National Urban Runoff standards relating to • stormwater management as part of the Metropolitan Council review. These practices have been utilized in the review of this and other projects in the City and will continue to be utilized. • 5. On April 12, 1994 the Planning Commission voted 5-3 to approve the amendment to the Comprehensive Plan Map. Alternative Recommendation: The City Council could decide not to adopt the resolution. Discussion/Decision Mode: A public hearing is scheduled at 7:00 p.m. on Monday, April 18, 1994. The hearing will be held in the City Council Chambers of Richfield City Hall, 6700 Portland Avenue. Notice of the hearing was published in the Sun-Current. y submitted, RespeT,Lager James osser City JDP:ds • 0 RESOLUTION NO. A RESOLUTION OF THE RICHFIELD CITY COUNCIL AMENDING THE RICHFIELD COMPREHENSIVE PLAN MAP RELATING TO THE CSM REDEVELOPMENT PROJECT AND RELOCATION OF THE EMERSON AVENUE CONGREGATIONAL CHURCH WHEREAS, a redevelopment proposal has been submitted by CSM Corporation for land within the Interstate-Lyndale-Nicollet (ILN) Redevelopment District; and WHEREAS, such redevelopment proposal consists of mixed retail use of land; and WHEREAS, such redevelopment proposal would require the relocation of the Emerson Avenue Congregational Church from its existing site at 7701 Emerson Avenue (Site A) to the northerly portion of the Cloverleaf Site (Site B); and WHEREAS, the Comprehensive Plan Map currently designates the entire Cloverleaf Site as "freeway strip," which allows for hotel, dining, retail, wholesale, office, and multi-family uses; and WHEREAS, if the Church is relocated to the northerly portion of the Cloverleaf site and the CSM redevelopment proposal is approved, it is appropriate to redesignate the land at 7701 Emerson Avenue to "freeway strip," and to redesignate the new Church location • (northerly portion of the Cloverleaf site) to "institutional" thereby maintaining conformance with the Comprehensive Development plan Map; and WHEREAS, the CSM redevelopment proposal would comply with Metropolitan Council regulations regarding handling of storm water runoff. NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of Richfield, Minnesota that the Comprehensive Plan Map be amended to designate land pursuant to Attachment "B" attached hereto. Further, the City of Richfield will apply National Urban Runoff Program (NURP) standards for the design of new stormwater ponds and the MPCS's urban best management practices titled Protecting Water Quality in Urban Areas to the review of any proposed development occurring within the City to reduce non-point source pollutant loadings in stormwater runoff. The City of Richfield will incorporate these standards and requirements in its stormwater management plan and land use controls to implement this policy within two years from the date hereof. Adopted by the City Council of the City of Richfield, Minnesota this 18th day of April, 1994. • Martin J. Kirsch, Mayor ATTEST: Thomas P. Ferber, City Clerk 6-J i11 q ?. t.. rN W rtt A w .no...e• ?'J V/ c s w .i. W.r t? J' a W _? Q W .t?nCl V W .w W ! W R1l_. 1? ,N .. - Z w -? ? a L RiST)tISSIiRSIfTf; "?f-.-"??!?13SI{Sf?lti'i1Tif[!??fI1Ti1T!1' •?-:t>'It's-',a"i"^T.'•';.,'?','?^??r Z ,. wOWY ` + , + + r a..w. I 1 1 }!({ 1 111 W W - w.w W' w ..onc W ..OrM. w N_ , M ...T W ,.Ipy W www.. • ... YNM e ;, i s s t . _ c s a s it P r Cc -0 . . . . . . . . . . . . . . . . . . . iS11fT771 O7r11J1177?.:T•s?i ?? 7R'.??? OFM W rit W qw.i 0 Y .q C W •« F .. rrm? O O • W . / !. C W _,.-.qY E 0 t.... V W rte t v W .t? Q w .s V W .w. y. qn1/Ili W .f W _. w fY.gi r ., T y an,..a W T.gnY N /n.gry w a oio W W .w... W ?>r a W !wt 0 W .... W .N .>.. > .N_..W ...-a W U) W r.. w _xW W i•MIM T W _..., W W ..4•. WOW O _0 L .N «.«. U .DIY O z Q H z W U Q Q v 05 co N M r Mr.u Y _N r •• Y nIi w •. r !'a Q Y •rIA0 w •1?r1m Y 1w w w,.1o r .. Y• dW J Y r{ Y _t w tO,L{ w.. Y a,•1Y• O Y a1w..n, O- Z L !x ' R, w alert Y swif Y .1sI•r Y ow.: f•• fw• w ••.r M a•lp. ,.. rr•nc Y ..orlw ,x t!.•1a w ..Y.• Y p1r?'N• )N Yx11 rNF x ^ R'?fl a w n t"?: E" ••--,'_?J 'Y?-?7Yr"?o^i'?GeJk:'tw rcMm'?` i! [ _-? , ' _ID ..""','T.tr<,`?,d'n`'?j• r`'(=e?'?r>; ?^`?? '? . ?. r?"• %') e e c .?,;e: v, ..' ? I?Y =? ` ? ? i?tr •rTCYCf.1.Y -'-'_l ?`'?S?`f?`r rlf:'!? c ?:.4?^.t+?.-ii.?.rl!?`?'f Y .t'e?:. w rro..s? n w r!•Y ? • ? 11?)1T11+1' i'^Ili. ?? • •: • • • • • •• • jy? l"!?Ill__ ]1?•L`:•-'+ L'lJl:?iL ?. lx _ri O • .? • • ?? ??.2 V? 111...E ,?_. -_ ? ? ??- ? r ??-'T-- -- `- _? w wog bV ?? ??? ?r, f.?9..?: Il1ItL(t1--1 -- - ' I?-fir-, w wnwe '`' .;., •: •11} 5 .S1iStfSSlffjf1111111f1.1y111S1M1 fg,Lii:l:lptl")ItisUlL'LcllliWlliWitt::L'1115itW11tW_ . TR1Rtti!I SftRrml ,.. S{fTfSfTftIIfTSSS Rf;TfSSJifA7Stfit` ?.JUU:, ??'rf34fflitlt,'i17T(Tf• H[Ililtl!11 ;:`ttitt-=a"T''"• .{ Fr= illy ?- ?R?R1 C.r,,•.,.,?_ryj..?;?y,(:.y1{: w wo.ua IM"TM ?.???U(LitL?-?- I I I; .YUUau..? u+uuWa?l1Y?WY YLYY.a ' lx 1wAs o1,'nuuu mlffi ?.,,,»),> dffi dtut mm,133llllllit ++L '= f • "• • - I _ - WAS 1 r •I„I 04, 4L i Mr, ?11!!lf31-u-?'_? W w nre..- . ? •?? 'r'te ? Y ,410_ ?, { ' lilt fir.i' ?3')? i •J'•. . z 11L 1-.1?••,J.?? ?' ??-_ w W ?. ? -- .yap'•'1 `?jJ p.. ??>_• ••.L -? 1 II 5" Y lewlw! c •???SLu w.l )' t . T? *,;? •° .:. a?j1v'?'?' Yr -? ?? w .1w1.. w ui uj I?i - w - ?frcltl} _uj w Fnw Wt.3j. !m i1t ELIT?,! it 111) Ill 5 11 ,,cltt155ftt Lri.qrm llSSiSllSi '" :::::?:: :: ?IIfSSSt?}} 'u':.:. Cu': •.at;ill;,t.... .. (?'?,, !....,. ... ?.-ors ??rJ-ZiI1Rl!"^"•1iI1A(I:X^r'1?f71))»STSA»S»»7m>?F `,: •' % . ?•?_ ^. I. i.N . 1' 111 f .. ` w .nrw.. O »»7/)1111115111111: _ - •-J_ ??.l1 y?aa-G_-.xsl?•.?T.? t?-__-_- --_- Ir?• -• ,? tx Y..). V i i • s c • c e e ,* 7 s s e s • t = i i C t c t - t L t 0 Z Z W 2 C) a a OS N M W Z a z W a 0 POO. W O Z W Z W C a 0 v • -? I aw 87 o ?w Z a? W UUtr? C C ' C N N Z ? U U U N ,4 ? c Q N U .c ,? ? Eu ?g Liu =a5 u ? •r a? z o 3 Z 0 a W O T v oc _ ?1 v o a V1 C 3 0 ? o ? C LL s J L&- J L-JL o111111111 El [I C ce ?7 M J Lon J 0 v d d a0 r , U W V a Q 0 0 M O e